Every once in a while a horror story about cracked foundation walls or heaving basement floors bubbles to the surface.

But despite the erratic temperature fluctuations Calgary struggles with over the course of 12 months, instances of very severe cracking are uncommon because of the stringent building codes, concrete industry regulations, and the inspection process.

They do happen, though, and for various reasons. It may be due to moisture content, too rapid a drying process, or too long between pours, says James Oshanek, sales manager for Basement Systems Calgary, Inc., adding homeowners should consult with the company that supplied the concrete for an explanation of the cracking.

“It is worthy to note that some foundation wall cracks and the majority of basement floor cracks may never become an issue or pose any real problems,” he says.

“But when the situation becomes apparent that groundwater seepage is of concern or fractures develop in upper levels of the home (sticking windows and doors, or exterior wall cracks), it’s time to call a professional.”

Foundation and basement floor cracking are two separate issues, as the floor is rarely structural in function unless by engineered design.

Foundation wall cracking can occur due to settlement brought on by changing soil conditions and changes to groundwater saturation levels.

Clay soil, which is prevalent in Alberta, is a concern because when wet, it expands and when dry, it shrinks.

“Calgary has been in a cycle of very dry conditions for much of the past decade, keeping the clay dry and slightly pulled away from foundations creating the opportunity for problems when the soils rehydrate,” says Oshanek.

Both Oshanek and Crack Buster president Hedi Kalboussi say patching is just a stop-gap measure and won’t be enough to solve the cracking problem.

“Patching is not recommended, except as a temporary solution,” says Kalboussi, whose company has offices in Calgary and Edmonton. “All cracks continue to move and, therefore, a flexible resin injection is required for a permanent fix.

“Cracks should be repaired permanently as soon as they are seen to be leaking, particularly if there are plans to finish the basement.”

All concrete cracks are due to movement in the basement foundation caused by fluctuating temperatures, shifting soil conditions, bad concrete makeup, or, in some cases, tree roots and improper drainage, Kalboussi adds. But warning signs for both vertical and horizontal cracks should not be ignored.

The injection method is used for vertical cracks, Kalboussi says but horizontal cracks in foundation walls “represent a structural issue” and recommends consulting a professional engineer.

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